Village of Sleepy Hollow, NY General Requirements for Subdivisions

Land to be subdivided shall be designed in reasonable conformity to existing topography in order to minimize grading, cut and fill and to retain, insofar as possible, the natural contours to limit stormwater runoff and to conserve the natural vegetative cover and soil. No tree, topsoil or excavated material shall be removed from its natural position except where necessary and incidental to the improvement of lots and the construction of streets and related facilities in accordance with the approved plan. Topsoil shall be restored to a depth of at least six inches and properly seeded and fertilized in those disturbed areas not occupied by buildings or structures.

Existing natural features which are of ecological, aesthetic or scenic value to residential development or to the Village as a whole, such as wetlands, watercourses, water bodies, rock formations, stands of trees, historic spots and similar irreplaceable assets, shall be preserved, insofar as possible, through harmonious design of the subdivision, and, where appropriate, the Planning Board may require the inclusion of such features as permanent reservations.

Conformity to Official Map and Village Plan. Subdivisions shall conform to the streets and parks shown on the Official Map of the Village and shall be properly related to the Comprehensive Development Plan.

Frontage on improved streets. The area proposed to be subdivided shall have frontage on and direct access to a street duly placed on the Official Map, and if such street is private, it shall be improved to the satisfaction of the Planning Board or there shall be a bond held by the Village to guarantee such improvement.

§ 425-14 Standards for streets, blocks and lots.

Location and design.

The arrangement of streets not shown on the Master Plan or Official Map shall be such as to provide for the appropriate extension of existing streets.

Local streets shall be so designed as to discourage through traffic.

Subdivisions abutting arterial streets shall provide a marginal service road or reverse frontage with a buffer strip for planting or some other means of separation of through and local traffic as the Planning Board may determine appropriate.

No subdivision showing reserve strips controlling access to streets shall be approved except where the control and disposal of land comprising such strips has been placed in the governing body under conditions approved by the Planning Board.

Width.

The right-of-way width shall be measured from the lot line and shall not be less than the following.

(a)

Arterial streets: 80 feet.

(b)

Collector streets: 60 feet.

(c)

Local streets: 50 feet.

(d)

Marginal access streets: 40 feet.

(e)

The right-of-way width for internal roads and alleys in multifamily, commercial and industrial development shall be determined on an individual basis, and shall in all cases be of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and maximum access for fire-fighting equipment.

Subdivisions that adjoin or include existing streets that do not conform to widths as shown on the Master Plan or Official Map or the street width requirements of this chapter shall dedicate additional width along either one or both sides of said road. If no subdivision is along one side only, 1/2 of the required extra width shall be dedicated. Where required because of topographic conditions, slope easements shall also be provided.

Grades.

Grades of arterial and collector streets shall not exceed 5%.

Grades on other streets shall not exceed 10%.

No streets shall have a minimum grade of less than 0.5%.

Within 50 feet of the intersection of any street with a collector street, major thoroughfare, arterial street or controlled access highway, grade shall be limited to 2%.

Intersections.

Street intersections shall be as nearly at right angles as is possible and in no case shall be less than 60°.

The block corners at intersections shall be rounded at the curbline with a curve having a radius of not less than 20 feet.

Street jogs with center-line offsets of less than 125 feet shall be prohibited.

Curves.

A tangent at least 200 feet long shall be introduced between reverse curves or curves of different degree on arterial and collector streets.

When connecting street lines deflect from each other at any one point by more than 10° and not more than 45°, they shall be connected by a curve with a radius of not less than 100 feet for minor streets and 300 feet for arterial and collector streets.

All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and unobstructed sight distance of 300 feet.

Culs-de-sac and dead-end streets.

Culs-de-sac shall not be longer than 600 feet and shall provide a turnaround at the end with a radius of not less than 60 feet and tangent, whenever possible, to the right of the street.

If a dead-end street is of a temporary nature, a similar turnaround shall be provided and provisions made for future extension of the street and reversion of the excess right-of-way to the adjoining properties.

Street names.

All streets shall be named, and such names shall be subject to the approval of the Planning Board.

Names shall be sufficiently different in sound and in spelling from other street names in the Village so as not to cause confusion.

A street which is a continuation of an existing street shall bear the same name.

Blocks.

Block length and width or acreage within bounding roads shall be such as to accommodate the size of the lot required in the area by Chapter 450, Zoning, and to provide for convenient access, circulation control and safety of street traffic.

In blocks over 1,000 feet long, pedestrian crosswalks may be required in locations deemed necessary by the Planning Board. Such walkway shall be 10 feet wide and be straight from street to street.

For commercial, group housing or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.

§ 425-15 Lots.

Lot arrangement. The lot arrangement shall be such that there will be no foreseeable difficulty, for reasons of topography or other conditions, in securing building permits to build on all lots in compliance with Chapter 450, Zoning; Chapter 418, Wetlands and Watercourses; and the County Health Department regulations.

Driveway. Approximate driveway locations shall be shown on the construction plans. The maximum driveway gradient to the building site shall not exceed 10%, and the intersection of driveways with the road shall be so oriented and graded that vehicles may use the driveways safely. The Planning Board may require that the applicant submit necessary topographic and design information to demonstrate that the lot layout will allow driveways that meet these criteria and provide proper drainage.

Lot dimensions.

Except as provided elsewhere in this chapter or otherwise permitted by the Planning Board, lot area and dimensions shall comply with at least the minimum standards of the Chapter 450, Zoning, for the district in which they are located. Where lots are more than double the minimum required area, the Planning Board may require that they be arranged so as to allow for further subdivision and the opening of future streets where necessary to serve such potential lots, all in compliance with the Chapter 450, Zoning, and this chapter. Where, in the opinion of the Planning Board, lots of larger than minimum size are required for purposes of proper drainage, water supply, waste disposal or the preservation of important ecological features, the Board may require such oversized lots as a condition of plat approval.

Side lot lines shall generally be at right angles to street lines (or radial to curving street lines) unless the Planning Board allows a variation from this rule to give a better street or lot arrangement. Dimensions of corner lots shall be large enough to allow for erection of buildings, observing the minimum front yard setback from both streets.

Where a proposed subdivision includes an existing residence larger in size than can appropriately be placed on a lot of the minimum size permitted in the zoning district, the Planning Board may require that the lot be of such size and relationship to the proposed street system that the structure will be an appropriate and harmonious part of the subdivision.

Each lot must front upon an approved street at least 50 feet in width, except lots fronting on streets described in § 425-14B(2).

(5)

Where extra width has been dedicated for widening of existing streets, lots shall begin at such extra-width line and all setbacks shall be measured from such line.

§ 425-16 Improvements.

Street improvements. Streets shall be graded and improved with pavement, sidewalks, curbs, gutters, streetlighting standards, street signs, street trees, water mains, sanitary sewers, storm drains, fire alarm signal devices, fire hydrants and other utilities, except that the Planning Board may waive, subject to appropriate conditions, such improvements as it considers are not requisite in the interest of the public health, safety and welfare. The subdivider shall install underground service connections to the property line of each lot before the street is paved. Except where waivers are granted, all such grading and street improvements shall conform in all respects to this chapter and to the Village Construction Standards and Specifications.

Drainage improvements.

The subdivider may be required by the Planning Board to carry away by pipe or open ditch any spring or surface water that may exist either previous to or as a result of the subdivision. Such drainage facilities shall be located in the street right-of-way where feasible or in perpetual unobstructed easements of appropriate width and shall be constructed in accordance with the Village Construction Standards and Specifications.

Drainage facilities shall, in each case, be large enough to accommodate potential runoff from their entire upstream drainage area, whether inside or outside the subdivision, based on a one-hundred-year storm and assuming conditions of maximum potential development within the watershed as permitted by Chapter 450, Zoning. The applicant shall be responsible for submitting such computations to the Director of Public Works in sufficient detail to make possible the ready determination of the adequacy of the proposed drainage installations, and the Director of Public Works shall be responsible for reviewing these and preparing recommendations for the Planning Board.

The Planning Board may also require the subdivider to prepare a study of the effects of the subdivision on existing downstream drainage facilities. Where such study or the Planning Board after an independent analysis determines that the additional runoff incident to the development of the subdivision will overload an existing downstream drainage facility, the Planning Board shall notify the owner of such downstream facility of such potential condition and may withhold approval of the subdivision until provision has been made for the correction of said potential condition.

Underground utilities. In order to assure greater safety and improved appearance, all utility lines and related equipment for providing power and communications services shall be installed underground in the manner prescribed by the regulations of the utility company having jurisdiction. Underground utility lines shall be located outside of the traveled way of the streets but, except in unusual circumstances, within the street right-of-way. Underground service connections shall be provided to the property line of each lot before the street is paved and may pass under the traveled way of the street.

Other improvements.

Monuments.

(a)

Monuments shall be required wherever deemed necessary by the Planning Board to enable all property lines to be readily reproduced on the ground. In general, monuments shall be located no more than 500 feet apart on street lines, preferably at street, lot or easement corners or at points of curvature or tangency on curved streets, and spaced to be within sight of one another along lines entirely within the street right-of-way.

(b)

Monuments shall be set vertically in solid ground three inches above the ground surface with accurate reference to a permanently identifiable fixed point and shall meet or exceed the construction requirements specified in the Village Construction Standards and Specifications.

Traffic control and street signs. Traffic control and street signs shall be provided by the subdivider and placed at all intersections within the street right-of-way and in other locations as required by the approving authority. In the case of traffic control signs, their type and location shall be approved by the Director of Public Works of the Village of Sleepy Hollow, and in the case of street signs, by the Director of Public Works of the Village of Sleepy Hollow.

Streetlighting standards. When required by the Planning Board, streetlighting standards, of a design and location specified in the Village Construction Standards and Specifications, shall be provided and installed by the subdivider.

Sanitary sewers and sewerage facilities, water mains and water supply facilities and fire hydrants. Where required by the Planning Board, the subdivider shall install sanitary sewers and sewerage facilities and/or water mains and water supply facilities and fire hydrants of the type and in a manner specified in the Village Construction Standards and Specifications.

(5)

Fire alarm signal devices. Where required by the Planning Board, the subdivider shall install fire alarm signal devices, including necessary ducts, cable and other connecting facilities, of a type and in a manner and location prescribed by the appropriate fire district or other municipal agency having jurisdiction.

(6)

Street trees. The Planning Board may require the planting of street trees. Such trees shall be of a hardwood variety indigenous to the neighborhood and shall be at least five inches caliper at a height of five feet above ground level. Where they are required by the Planning Board, such trees shall be planted along both sides of the street within the street right-of-way and spaced approximately 40 feet on center.

(7)

School bus pickup areas. The Planning Board may require that the subdivider reserve, clear, grade, pave and otherwise improve an area of such size and location as will provide a safe and suitable place for the use of children awaiting school buses. In general, the size of such area shall not be less than 100 square feet, and no dimensions shall be less than eight feet. Such area shall be included within the street right-of-way and shall be maintained by the holder of fee title to the street. The layout and design shall be subject to Planning Board approval.

§ 425-17 Reservations and easements.

All reservations and easements shall be clearly indicated on the final subdivision plat, along with appropriate notations indicating the rights which exist with respect to each such reservation and/or easement.

Park reservations.

General standards. The Planning Board may require that land be reserved within subdivisions for a park or parks suitably located for playground or other recreational purposes. Such locations shall be designated on the Village Long-Range Development Plan or Official Map or as otherwise deemed appropriate by the Planning Board. Each reservation shall be of suitable size, dimensions, topography and general character and shall have adequate street access for the particular purpose or purposes envisioned by the Planning Board. The area shall be shown and marked on the plat as "Reserved for Park Purposes."

Minimum size.

(a)

Areas for parks shall be of reasonable size for neighborhood playgrounds or other recreational uses. In general, not less than 10% of the area of the subdivision shall be set aside for these purposes.

(b)

In general, sites reserved for park purposes shall have an area of at least one acre. The Planning Board may require the location of such areas along the boundary of a subdivision so that additional land may be added at such time as the adjacent property is subdivided.

Ownership of park area. The ownership of reservations for park purposes shall be clearly indicated on the plat and established in a manner satisfactory to the Planning Board so as to assure their proper future continuation and maintenance.

Cash payment in lieu of reservation. Where the Planning Board determines that a suitable park or parks of adequate size cannot be properly located in a subdivision, or where such a reservation is otherwise not appropriate or practical, the Planning Board may require as a condition to approval of any such plat a payment to the Village of a sum determined for such cases by the Planning Board.

Widening or realignment of existing streets. Where the subdivision borders an existing street and the Official Map or Master Plan indicates plans for realignment or widening of the street that would require reservation of some land of the subdivision, the Planning Board may require that such areas be shown and marked on the Plat "Reserved for Street Realignment (or Widening) Purposes." Land reserved for such purposes may not be counted in satisfying yard or area requirements of Chapter 450, Zoning.

Utility and drainage easements.

Where topography or other conditions are such as to make impractical the inclusion of utilities or drainage facilities within street rights-of-way, perpetual unobstructed easements at least 20 feet in width for such utilities or drainage shall be provided across property outside the street lines and with satisfactory access to the street.

Drainage easements shall extend from the street to the watercourse or other drainage facility and shall convey to the holder of fee title of the street the perpetual right to discharge stormwater runoff from the street and the surrounding area onto and over the affected premises by means of pipes, culverts or ditches, or a combination thereof, together with the right to enter said premises for the purpose of making such installations and doing such maintenance work as the holder of such fee title may deem necessary to adequately drain the street and the surrounding area. When a proposed drainage system will carry water across private land outside the subdivision, appropriate drainage rights must be secured in a form satisfactory to the Village Attorney and suitable for recording in the office of the County Clerk.